isprs annals IV 4 W5 117 2017
ISPRS Annals of the Photogrammetry, Remote Sensing and Spatial Information Sciences, Volume IV-4/W5, 2017
12th 3D Geoinfo Conference 2017, 26–27 October 2017, Melbourne, Australia
3D DIGITAL CADASTRE JOURNEY IN VICTORIA, AUSTRALIA
D. Shojaeia,*, H. Olfata, M. Briffaa, A. Rajabifardb
a
Land Use Victoria, Department of Environment, Land, Water & Planning, Level 18, 570 Bourke Street, Melbourne,
Australia – (Davood.Shojaei, Hamed.Olfat, Mark.Briffa)@delwp.vic.gov.au
b
Centre for SDIs and Land Administration, Department of Infrastructure Engineering, The University of Melbourne, 3010,
Australia - [email protected]
Commission VI, WG VI/4
KEY WORDS: 3D cadastre, 3D data modelling, 3D data visualisation, 3D data validation, 3D data storage, BIM, Victoria
ABSTRACT:
Land development processes today have an increasing demand to access three-dimensional (3D) spatial information. Complex land
development may need to have a 3D model and require some functions which are only possible using 3D data. Accordingly, the
Intergovernmental Committee on Surveying and Mapping (ICSM), as a national body in Australia provides leadership, coordination
and standards for surveying, mapping and national datasets has developed the Cadastre 2034 strategy in 2014. This strategy has a
vision to develop a cadastral system that enables people to readily and confidently identify the location and extent of all rights,
restrictions and responsibilities related to land and real property.
In 2014, the land authority in the state of Victoria, Australia, namely Land Use Victoria (LUV), has entered the challenging area of
designing and implementing a 3D digital cadastre focused on providing more efficient and effective services to the land and property
industry. LUV has been following the ICSM 2034 strategy which requires developing various policies, standards, infrastructures, and
tools. Over the past three years, LUV has mainly focused on investigating the technical aspect of a 3D digital cadastre.
This paper provides an overview of the 3D digital cadastre investigation progress in Victoria and discusses the challenges that the
team faced during this journey. It also addresses the future path to develop an integrated 3D digital cadastre in Victoria.
1. INTRODUCTION
The limitations of traditional approach (paper/PDF-based plans)
of cadastral survey and plan lodgements and registration have
caused several issues to the Australian land development
process. For example, the digital data produced by the surveyors
is not available to other surveyors or other stakeholders of land
development processes (e.g. developers, councils and referral
authorities) for re-use. The survey and plan data cannot be
automatically validated and examined, and DCDB1s are not
automatically updated using paper/PDF-based plans.
As a remedy to these issues, an ePlan Working Group (eWG)
was formed by the ICSM which developed a national model to
transfer digital cadastral survey data between the Australian
surveying industry and government agencies in 2009 (Aien et
al., 2012). In 2011, an ePlan Protocol was developed to map the
components of the ePlan data model to LandXML data format.
2D ePlan is currently operational in New South Wales and
Victoria. Other jurisdictions have also participated in the eWG
and are investigating their options. The Singapore Land
Authority also joined the eWG in 2013 and have adopted the
ePlan Protocol for their cadastral surveying modelling and
electronic lodgements (Soon, 2012).
Following the release of the ICSM’s strategy on Cadastre 2034,
the eWG has started to investigate the requirements for
supporting 3D building subdivisions in ePlan. Cadastre 2034
Strategy has a vision to enable people to understand their rights,
restrictions, and responsibilities (RRRs) related to land and
property in a survey accurate and 3D environment. This vision
leads to changes in current subdivisional processes. From the
process point of view, 3D data must be available to provide
accurate information of the land and property. This often leads
to new method of data collection and sourcing. Having the
required 3D data, the analysis and the registration will give a
better picture of RRRs (ICSM, 2015).
The emphasis is towards achieving a 3D digital cadastral system
that enables the community and stakeholders such as councils,
referral authorities, real estate agencies, insurance companies,
developers, and architects to readily and confidently identify the
location and related interests to land and property. The key
element of this change is to ensure the efficiency of the
cadastral system in Australian jurisdictions. This requires a
strong commitment of stakeholders to improve the management
and sharing of cadastral information and enhance their systems
and infrastructures to enable this change (ICSM, 2015).
To facilitate this commitment in Victoria, LUV also formed a
3D working Party in 2014. The aim of this working party is to
investigate the introduction of 3D digital data and its
implications relevant to the cadastre. This working party has
members from academia (Melbourne and RMIT Universities),
the surveying industry (Institution of Surveyors Victoria,
Consulting Surveyors Victoria, and Surveying and Spatial
Sciences Institute), and State and Local Government
Departments.
Prior to the establishment of the 3D Working Party, during
2012-2014 LUV sponsored an Australian Research Council
(ARC) linkage project, ‘3D Land and Property Information
Project’2 which was coordinated by CSDILA (the Centre for
SDIs and Land Administration3) at the University of
Melbourne. This project aimed to develop an innovative
infrastructure which helps address the problem of modelling and
managing complex 3D property RRRs in multi-level
developments in our rapidly growing cities. This project
delivered an improved understanding of the problems and issues
associated with incorporating 3D property information into land
2
* Corresponding author
1
Digital Cadastre Database
3
ARC-LINKAGE
PROJECT
(2012-2015)
www.csdila.unimelb.edu.au/projects/3dwebsite
www.csdila.unimelb.edu.au
LP110200178,
This contribution has been peer-reviewed. The double-blind peer-review was conducted on the basis of the full paper.
https://doi.org/10.5194/isprs-annals-IV-4-W5-117-2017 | © Authors 2017. CC BY 4.0 License.
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ISPRS Annals of the Photogrammetry, Remote Sensing and Spatial Information Sciences, Volume IV-4/W5, 2017
12th 3D Geoinfo Conference 2017, 26–27 October 2017, Melbourne, Australia
administration systems. The outcomes of the project also led to
a new ARC linkage project namely ‘3D Property Ownership
Map Base for Smart Urban Land Administration’ recently
awarded to CSDILA and sponsored by LUV, ICSM and the
City of Melbourne.
In addition to the above-mentioned academic research projects,
LUV commenced an in-house research project in 2014 to
investigate various aspects of 3D digital cadastre. Among the
legal, institutional and technical aspects defined for a 3D
cadastre (Aien et al., 2012), the latter has been under
investigation since the beginning of the project. 3D data
modelling, visualisation, storage and validation have been
studied so far. The outcomes of this investigation have been
addressed in this paper. The paper firstly presents the current
practice and challenges in representation of RRRs in Victoria.
The 3D digital cadastre research outcomes are discussed in
Section 2. Section 3 discusses the future directions identified as
part of this research. It finally concludes the paper in section 4.
2. 3D CADASTRE IN VICTORIA – CURRENT STATUS
& RESEARCH OUTCOMES
In Victoria, regulations allow registering overlapped RRRs in
3D under the Subdivision Act 1988 (Victorian Government,
2011). These RRRs are recorded and registered in paper or PDF
based plans. They include floor plans and cross-sections to
show the complexity of ownership boundaries. Figure 1 shows a
sample of these plans.
Figure 1. sample of a building subdivision plan including floor plans and cross-sections
In Victoria, these plans are called building subdivision plans.
However, in other jurisdictions such as New South Wales, they
are called strata plans. The building subdivision plans include
cross-sections to show the extent of the ownership boundaries in
a vertical axis. As shown in Figure 1, building boundaries are
not dimensioned in building subdivision plans and there is no
area information for parcels with building boundaries. This
makes it very difficult to back capture the existing building
subdivision plans and produce 3D models.
In addition to building subdivision plans, plans for underground
and above ground infrastructures need to be considered for a 3D
digital cadastre in Victoria. These plans are registered as Crown
Allotment plans (Figure 2).
Unlike the building subdivision plans, Crown Allotment Plans
(government-owned land) include dimensions to show the
extent of the infrastructure.
This contribution has been peer-reviewed. The double-blind peer-review was conducted on the basis of the full paper.
https://doi.org/10.5194/isprs-annals-IV-4-W5-117-2017 | © Authors 2017. CC BY 4.0 License.
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ISPRS Annals of the Photogrammetry, Remote Sensing and Spatial Information Sciences, Volume IV-4/W5, 2017
12th 3D Geoinfo Conference 2017, 26–27 October 2017, Melbourne, Australia
Figure 2. sample of Crown Allotment plan showing a tunnel in Melbourne
In the Victorian DCDB (Vicmap Property), multi storey
building subdivisions are stored as 2D parcels. Figure 3 shows a
multi storey building in the LASSI (Land and Spatial Survey
Information4) application. LASSI can be used to find a parcel of
land or property online, or to identify the boundary of a property
and those of surrounding properties. However, this method of
representation cannot efficiently represent the details of
overlapped ownership rights properly.
2.1 3D Data Visualisation
As part of the 3D data visualisation investigation, an interactive
prototype has been developed which illustrates how the legal
and physical objects of a building subdivision plan can be
stored, visualised and queried in a 3D web-based visualisation
application. The aim of developing this prototype was to
communicate the 3D digital cadastre concept with people
involved in the land development process. WebGL technology
has been utilised for implementing this prototype. The
underlying data is based on Building Information Modelling
(BIM) and ownership rights have been defined as IfcSpace
elements in the data. Attribute data for each ownership space
has been added to this 3D model and related 3D objects (e.g.
lots and its carpark) have been linked for queries in the
prototype. Figure 4 shows a snapshot of this prototype.
This prototype is available on the SPEAR website5. The second
version of this prototype has improved the performance of the
system and added several new features such as cross-section
view, measurement, and support for popular internet browsers.
Figure 3. multi storey building shown in LASSI application
Since 2014, various technical areas have been investigated as
part of the Victorian 3D Digital Cadastre. The technical aspect
looks at 3D visualisation, validation and modelling to support
building subdivision plans in Victoria. This section provides an
overview of current activities.
5
4
maps.land.vic.gov.au/lassi/
www.spear.land.vic.gov.au/spear/pages/eplan/3d-digitalcadastre/3dprototype/prototype.html
This contribution has been peer-reviewed. The double-blind peer-review was conducted on the basis of the full paper.
https://doi.org/10.5194/isprs-annals-IV-4-W5-117-2017 | © Authors 2017. CC BY 4.0 License.
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ISPRS Annals of the Photogrammetry, Remote Sensing and Spatial Information Sciences, Volume IV-4/W5, 2017
12th 3D Geoinfo Conference 2017, 26–27 October 2017, Melbourne, Australia
(Phase 1)
Figure 4. Land Use Victoria 3D ePlan prototype
2.2 3D Data Validation
Data ambiguity and invalidity can cause significant expensive
issues in the cadastral domain (e.g. legal disputes). Therefore,
an automated data validation can significantly help to reduce the
potential issues. Quality assurance has been comprehensively
investigated in various domains. However, the validation of 3D
cadastral data is still in its infancy and has only recently started
to develop. The availability of various regular and irregular
shapes for 3D cadastral objects and modern building designs
has resulted in a critical need for developing validation rules to
ensure data validity and quality.
This study is being undertaken in three main phases including
1) developing geometrical validation rules, 2) developing nongeometrical validation rules, 3) implementing an online service
to validate 3D ePlan. Figure 5 illustrates the phases defined for
3D data validation investigation.
(Phase 2)
(Phase 3)
Figure 6. investigating the three phases in creating various
building subdivision plans in ePlan
2.4 Supporting Building Subdivision Plans in ePlan
Figure 5. defined phases in 3D data validation investigation
Currently, phase one of this study is under investigation. As part
of this study, four geometrical validation rules have been
formalised using mathematical expressions to check the
individual 3D parcels and their relationships with adjoining or
neighbouring parcels. The first validation rule checks the
compatibility of the subdivided parcel against the created
parcels. The second rule ensures the faces forming a 3D parcel
are flat. The third rule assures 3D objects are watertight. The
fourth validation rule deals with parcel collision detection which
is required for flagging unacceptable intersection of 3D objects.
In Victoria, building subdivision plans are not currently
supported in ePlan. The issue is related to complexity of
overlapping ownership rights. Currently, there is no surveying
software that supports building subdivision plans in ePlan, and
there are limitations in software packages for preparing 3D
objects and exporting them to ePlan format. A case study was
defined to find an approach for preparing a building subdivision
plan in ePlan. For this investigation, four different packages
were tested and utilised to create a 3D ePlan file. Figure 7
shows the steps and the packages used in this process.
2.3 3D Data Modelling
In this research, the national ePlan LandXML Protocol was
comprehensively investigated in three main phases to
understand how it can model various building subdivision plans.
In the first phase, a simple building subdivision plan was
successfully modelled in LandXML and the feasible modelling
approach was identified. In phase 2, a complex building
subdivision was modelled and in the last phase, a building with
curved surfaces was modelled in LandXML. It was concluded
that buildings with flat faces could be modelled in LandXML.
However, buildings with curved surfaces are approximated with
small flat faces. This is due to the limitation of LandXML for
3D modelling of irregular shaped buildings (Shojaei et al.,
2016).
Figure 7. defined steps and utilised software for creating a 3D
ePlan
In the first step, a simple building subdivision plan was selected
with 12 lots, and two common property parcels. LISCAD
This contribution has been peer-reviewed. The double-blind peer-review was conducted on the basis of the full paper.
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ISPRS Annals of the Photogrammetry, Remote Sensing and Spatial Information Sciences, Volume IV-4/W5, 2017
12th 3D Geoinfo Conference 2017, 26–27 October 2017, Melbourne, Australia
package was utilised to back capture the survey plan including
the land parcel and traverses in 2D.
Autodesk Revit was next used to capture the 3D model of the
building. Revit is mainly used by architects to design buildings;
however, it has limitations in modelling of some specific
objects. For example, very narrow objects cannot be defined in
Revit as a space, and, there are also limitations in defining
intersected 3D objects. The 3D model was exported in IFC
format6.
To resolve the issues identified in Revit, the 3D model was
imported into AECOsim Building Designer. This tool can edit
3D models and it resolved the issues identified in Revit. In
AECOsim Building Designer, narrow objects can be defined
and there is no problem with intersected spaces. After resolving
the issues, the 3D model was exported in IFC format again.
Finally, the amended IFC file was imported into LISTECH Neo
to merge that with the 2D captured plan in the first phase.
LISTECH Neo is a tool which can read 2D and 3D models and
export to several 3D formats.
However, the LandXML format supported in LISTECH Neo is
not based on the ePlan protocol and therefore, the exported
ePlan is not in a proper format based on the requirements of the
Victorian cadastre. In addition, an ePlan plugin is required in
LISTECH Neo to enable adding the required ePlan attributes to
the 3D model. This topic is still being investigated.
The next section addresses the future direction of 3D digital
cadastre implementation in Victoria.
3. FUTURE DIRECTIONS
Currently, various areas of 3D digital cadastre have been
investigated and there is a long journey ahead. Some of the
potential areas to investigate are seen in this paper, and the rest
will appear from further investigation in the future.
Among the three aspects, the institutional and legal aspects of
3D digital cadastre require more investigation. The technical
aspect has been considered during this investigation. This
section brings an overview regarding the future investigations
required in Victoria.
3.1 3D Data Visualisation
New technologies are emerging which will change the
traditional methods of visualising 3D objects. Augmented and
virtual reality applications are becoming widespread and could
be utilised for future development of visualisation applications
for 3D cadastral purposes. Figure 8 is a conceptual design of an
application to show apartment units based on Augmented
Reality (AR) technique.
Figure 8. conceptual design for an augmented reality application
to show 3D ownership rights (Courtesy of petitinvention7)
The current prototype only shows one building and associated
rights. However, like the current 2D applications (e.g. LASSI),
a 3D web-based application would be useful. Therefore, a 3D
visualisation application for showing ownership rights in a city
scale is required.
The current prototype will be evaluated by plan examiners at
LUV and surveyors to identify the issues and limitations of the
prototype and extract the requirements for the third release of
this prototype.
Investigation of using semantic knowledge for visualisation
applications will further improve the development of efficient
visualisation applications for cadastral users. Future
visualisation applications should provide users with the ability
to easily understand their rights, restrictions and responsibilities.
As a requirement, there is a need to include a feature to select
which aggregation level (ie. which part of an object) should be
selected with the ’Identify Tool’ in the 3D prototype. For
example, by clicking on a wall of a building, the attributes of
the wall may be required or the attributes of the apartment unit.
Therefore, an investigation into an appropriate ‘Identify Tool
for the visualisation application is suggested (Shojaei, 2014).
3.2 3D Data Validation
According to figure 5, more validation rules including
geometrical and semantical rules are required to be developed in
phase one and two and will need to be implemented as a
validation service.
Currently, a 2D validation service including 130 rules has been
implemented for ePlan to check the quality of 2D ePlans
submitted for registration.
This requires investigating various possible data issues and
developing methods to identify errors in 3D data. The existing
2D validation rules have been developed over several years by
experimenting with different data issues. The future 3D
validation service will evolve over several years to cover the
common issues in data. In addition, these validation services
can be used within the modelling packages to validate the data
at the time of production.
3.3 3D Data Modelling
LandXML has limitations in modelling irregular shaped
buildings (Shojaei et al., 2016). Therefore, other alternatives
such as BIM (IFC) needs to be investigated to assess its
capabilities to support 3D legal objects (Shojaei, et al., 2015,
Olfat et al., 2017, Atazadeh et al., 2017). In addition, various
building scenarios must be tested in LandXML to assess the
limitations of data modelling for building subdivisions.
Further investigation is also required to study the modelling of
infrastructures above and below the ground as shown in Figure
2. The complexity in these cases may require several validation
rules.
3.4 3D Data Storage
Currently, registered 2D ePlans are stored as a flat file in
servers. This method of storage causes some challenges such as
lack of data integrity and consolidation, performance drawbacks
in the future and limitations in spatial and attribute queries.
During this investigation, several databases were assessed and
Oracle has been identified as the most suitable, based on its high
performance in storing, retrieving and analysing spatial data.
7
6
Industry Foundation Classes
petitinvention.wordpress.com/2009/09/04/red-dot-design-conceptaward-2009/
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ISPRS Annals of the Photogrammetry, Remote Sensing and Spatial Information Sciences, Volume IV-4/W5, 2017
12th 3D Geoinfo Conference 2017, 26–27 October 2017, Melbourne, Australia
3D data can be stored in a database in two main approaches,
namely the geometry and topology-based structure database.
The topology-based data structure does not store redundant
objects. However, geometry-based structure is more practical
(Mutiarasari et al., 2014).
The next step is to investigate the best approaches for storing
3D legal objects within a database for cadastral purposes.
3.5 Support to Building Subdivision Plans in ePlan
As discussed in Section 2.4, various applications were used to
export a building subdivision plan in ePlan. However, an
application is required to include all the required features for
exporting 3D ePlans. There have been some discussions with
several software vendors in Australia to develop this application
for creating building subdivision plans. In parallel, more
building scenarios should be tested to investigate the challenges
in preparing building subdivision plans.
3.6 Legal Aspect
The current Act, the Subdivision ACT 1988, allows registering
of overlapped RRRs (building subdivisions) in Victoria and
they are registered in an analogue (paper and PDF) approach.
However, the registered data cannot be used for creating 3D
models of RRRs in the future. Therefore, legislation needs to
change to encourage architects, and surveyors to provide their
3D legal models when they submit their building subdivision
plans. Having these 3D legal models will facilitate
implementing a 3D digital cadastre in the future. In city
planning, Victorian regulations require a 3D model for the
development over 25,000 square metres8. This shows that the
government is aware of the importance of 3D data created in the
land development process. However, any change in the
legislation takes time to be implemented.
There are several other topics and questions in the legal aspect
that require investigation. These topics and questions include:
•
What would be the legal point of truth for registration
of ownership rights? 3D model or 2D plans
(PDF/TIFF)?
•
What should be incorporated into the contract of sale
as part of marketing and transferring ownership?
•
Can all stakeholders and courts use 3D legal models
for their decision-making process?
•
Do 3D models intend to replace or supplement 2D
plans?
•
What are the required changes to the existing
regulations to move to 3D?
•
What are the main industry bodies for driving this
change and to facilitate its implementation?
•
How should 3D legal disputes be handled?
These questions and topics require various research activities.
As this study has concentrated on the Victorian position, a
comprehensive research for other jurisdictions would be
required.
3.7 Institutional Aspect
Understanding the institutional issues in the context of
implementing a 3D digital cadastre necessitates the
development of strategies to support the change in processes
(Ho, 2014). The institutional aspect looks at what processes and
roles should change to facilitate the implementation.
8
ww.planning.vic.gov.au/__data/assets/pdf_file/0022/9670/3D-Advicenote-v2.pdf
An institutional framework should be developed to cover the
range of topics to support the implementation of a 3D digital
cadastre. This requires an understanding of the current
institutional environment and the relevant processes specifically
in Victoria. Ho and Rajabifard (2012) proposed the Institutional
Analysis and Development (IAD) Framework as an appropriate
approach to examine the informal rules that govern land and
property information transactions, and to focus the analysis at
the operational level. According to their research, the future
steps could be applying the theoretical approach in the empirical
institutional operations of land and property registration to
implement the institutional changes which facilitate the
implementation of a 3D digital cadastre.
3.8 Road Map
Goal 4 of ICSM Cadastre 2034 Strategy defines the future
cadastre is “a digital cadastre that is 3-dimensional, dynamic
and survey accurate”. This goal needs a detailed road map to
show the future steps and milestones towards the
implementation of a 3D digital cadastre. In addition, the
institutional, technical and legal aspects of a 3D digital cadastre
should link together to clarify the connection and relationships
of the interests of the property industry, to build a
comprehensive framework for implementation.
This road map should also address the required developments
with specified timeframes. The roadmap should also nominate
the champions to lead the roadmap and define the milestones.
Kalantari and Rajabifard (2014) proposed three milestones for a
3D cadastre implementation. These milestones include, defining
the scope of the 3D cadastre to include only high-rise and
complex developments, identifying the champions to lead the
project, and finally, considering the technical requirements in
accordance with the needs of the stakeholders.
4. CONCLUSION
The 3D digital cadastre project in Victoria aims to develop an
integrated system to be used by various users such as the public,
developers, councils, lawyers, land administrators, owners
corporation managers and real estate agents. This project
continues to research and develop the required infrastructure of
a 3D digital cadastre in Victoria, which is digital, spatially
ccurate and three-dimensional. Various areas in the technical
aspect of the 3D digital cadastre have been investigated and
developed. However, institutional and legal aspects need further
investigation.
As compared to other jurisdictions, LUV has made considerable
progress in the 3D digital cadastre domain, due to its continuous
collaboration with the academia, in particular the University of
Melbourne. LUV has been an industry partner of the recent
Australian Research Centre (ARC) Linkage projects
coordinated by the University of Melbourne including ‘3D Land
and Property Information’ and ‘3D Property Ownership Map
Base for Smart Urban Land Administration’.
In determining the future direction, various research areas were
addressed. These research areas can be defined as research
topics for research bodies or students to collaborate with the
industry to develop and build the system. However,
development of a road map should be considered as the first
priority towards implementing a 3D digital cadastre.
ACKNOWLEDGEMENTS
The authors would like to thank the ICSM ePlan Working
Group, LUV staff and the Centre for Spatial Data
Infrastructures and Land Administration at the University of
Melbourne for sharing their thoughts and contributing to this
This contribution has been peer-reviewed. The double-blind peer-review was conducted on the basis of the full paper.
https://doi.org/10.5194/isprs-annals-IV-4-W5-117-2017 | © Authors 2017. CC BY 4.0 License.
122
ISPRS Annals of the Photogrammetry, Remote Sensing and Spatial Information Sciences, Volume IV-4/W5, 2017
12th 3D Geoinfo Conference 2017, 26–27 October 2017, Melbourne, Australia
paper. This paper is based on the view of the authors and may
not represent the view of LUV.
LTObject_Store/LTObjSt5.nsf/DDE300B846EED9C7CA25761
6000A3571/4DE5957BD473E397CA25781B00180F22/$FILE/
88-53aa065%20authorised.pdf, (19 Apr. 17).
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This contribution has been peer-reviewed. The double-blind peer-review was conducted on the basis of the full paper.
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12th 3D Geoinfo Conference 2017, 26–27 October 2017, Melbourne, Australia
3D DIGITAL CADASTRE JOURNEY IN VICTORIA, AUSTRALIA
D. Shojaeia,*, H. Olfata, M. Briffaa, A. Rajabifardb
a
Land Use Victoria, Department of Environment, Land, Water & Planning, Level 18, 570 Bourke Street, Melbourne,
Australia – (Davood.Shojaei, Hamed.Olfat, Mark.Briffa)@delwp.vic.gov.au
b
Centre for SDIs and Land Administration, Department of Infrastructure Engineering, The University of Melbourne, 3010,
Australia - [email protected]
Commission VI, WG VI/4
KEY WORDS: 3D cadastre, 3D data modelling, 3D data visualisation, 3D data validation, 3D data storage, BIM, Victoria
ABSTRACT:
Land development processes today have an increasing demand to access three-dimensional (3D) spatial information. Complex land
development may need to have a 3D model and require some functions which are only possible using 3D data. Accordingly, the
Intergovernmental Committee on Surveying and Mapping (ICSM), as a national body in Australia provides leadership, coordination
and standards for surveying, mapping and national datasets has developed the Cadastre 2034 strategy in 2014. This strategy has a
vision to develop a cadastral system that enables people to readily and confidently identify the location and extent of all rights,
restrictions and responsibilities related to land and real property.
In 2014, the land authority in the state of Victoria, Australia, namely Land Use Victoria (LUV), has entered the challenging area of
designing and implementing a 3D digital cadastre focused on providing more efficient and effective services to the land and property
industry. LUV has been following the ICSM 2034 strategy which requires developing various policies, standards, infrastructures, and
tools. Over the past three years, LUV has mainly focused on investigating the technical aspect of a 3D digital cadastre.
This paper provides an overview of the 3D digital cadastre investigation progress in Victoria and discusses the challenges that the
team faced during this journey. It also addresses the future path to develop an integrated 3D digital cadastre in Victoria.
1. INTRODUCTION
The limitations of traditional approach (paper/PDF-based plans)
of cadastral survey and plan lodgements and registration have
caused several issues to the Australian land development
process. For example, the digital data produced by the surveyors
is not available to other surveyors or other stakeholders of land
development processes (e.g. developers, councils and referral
authorities) for re-use. The survey and plan data cannot be
automatically validated and examined, and DCDB1s are not
automatically updated using paper/PDF-based plans.
As a remedy to these issues, an ePlan Working Group (eWG)
was formed by the ICSM which developed a national model to
transfer digital cadastral survey data between the Australian
surveying industry and government agencies in 2009 (Aien et
al., 2012). In 2011, an ePlan Protocol was developed to map the
components of the ePlan data model to LandXML data format.
2D ePlan is currently operational in New South Wales and
Victoria. Other jurisdictions have also participated in the eWG
and are investigating their options. The Singapore Land
Authority also joined the eWG in 2013 and have adopted the
ePlan Protocol for their cadastral surveying modelling and
electronic lodgements (Soon, 2012).
Following the release of the ICSM’s strategy on Cadastre 2034,
the eWG has started to investigate the requirements for
supporting 3D building subdivisions in ePlan. Cadastre 2034
Strategy has a vision to enable people to understand their rights,
restrictions, and responsibilities (RRRs) related to land and
property in a survey accurate and 3D environment. This vision
leads to changes in current subdivisional processes. From the
process point of view, 3D data must be available to provide
accurate information of the land and property. This often leads
to new method of data collection and sourcing. Having the
required 3D data, the analysis and the registration will give a
better picture of RRRs (ICSM, 2015).
The emphasis is towards achieving a 3D digital cadastral system
that enables the community and stakeholders such as councils,
referral authorities, real estate agencies, insurance companies,
developers, and architects to readily and confidently identify the
location and related interests to land and property. The key
element of this change is to ensure the efficiency of the
cadastral system in Australian jurisdictions. This requires a
strong commitment of stakeholders to improve the management
and sharing of cadastral information and enhance their systems
and infrastructures to enable this change (ICSM, 2015).
To facilitate this commitment in Victoria, LUV also formed a
3D working Party in 2014. The aim of this working party is to
investigate the introduction of 3D digital data and its
implications relevant to the cadastre. This working party has
members from academia (Melbourne and RMIT Universities),
the surveying industry (Institution of Surveyors Victoria,
Consulting Surveyors Victoria, and Surveying and Spatial
Sciences Institute), and State and Local Government
Departments.
Prior to the establishment of the 3D Working Party, during
2012-2014 LUV sponsored an Australian Research Council
(ARC) linkage project, ‘3D Land and Property Information
Project’2 which was coordinated by CSDILA (the Centre for
SDIs and Land Administration3) at the University of
Melbourne. This project aimed to develop an innovative
infrastructure which helps address the problem of modelling and
managing complex 3D property RRRs in multi-level
developments in our rapidly growing cities. This project
delivered an improved understanding of the problems and issues
associated with incorporating 3D property information into land
2
* Corresponding author
1
Digital Cadastre Database
3
ARC-LINKAGE
PROJECT
(2012-2015)
www.csdila.unimelb.edu.au/projects/3dwebsite
www.csdila.unimelb.edu.au
LP110200178,
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ISPRS Annals of the Photogrammetry, Remote Sensing and Spatial Information Sciences, Volume IV-4/W5, 2017
12th 3D Geoinfo Conference 2017, 26–27 October 2017, Melbourne, Australia
administration systems. The outcomes of the project also led to
a new ARC linkage project namely ‘3D Property Ownership
Map Base for Smart Urban Land Administration’ recently
awarded to CSDILA and sponsored by LUV, ICSM and the
City of Melbourne.
In addition to the above-mentioned academic research projects,
LUV commenced an in-house research project in 2014 to
investigate various aspects of 3D digital cadastre. Among the
legal, institutional and technical aspects defined for a 3D
cadastre (Aien et al., 2012), the latter has been under
investigation since the beginning of the project. 3D data
modelling, visualisation, storage and validation have been
studied so far. The outcomes of this investigation have been
addressed in this paper. The paper firstly presents the current
practice and challenges in representation of RRRs in Victoria.
The 3D digital cadastre research outcomes are discussed in
Section 2. Section 3 discusses the future directions identified as
part of this research. It finally concludes the paper in section 4.
2. 3D CADASTRE IN VICTORIA – CURRENT STATUS
& RESEARCH OUTCOMES
In Victoria, regulations allow registering overlapped RRRs in
3D under the Subdivision Act 1988 (Victorian Government,
2011). These RRRs are recorded and registered in paper or PDF
based plans. They include floor plans and cross-sections to
show the complexity of ownership boundaries. Figure 1 shows a
sample of these plans.
Figure 1. sample of a building subdivision plan including floor plans and cross-sections
In Victoria, these plans are called building subdivision plans.
However, in other jurisdictions such as New South Wales, they
are called strata plans. The building subdivision plans include
cross-sections to show the extent of the ownership boundaries in
a vertical axis. As shown in Figure 1, building boundaries are
not dimensioned in building subdivision plans and there is no
area information for parcels with building boundaries. This
makes it very difficult to back capture the existing building
subdivision plans and produce 3D models.
In addition to building subdivision plans, plans for underground
and above ground infrastructures need to be considered for a 3D
digital cadastre in Victoria. These plans are registered as Crown
Allotment plans (Figure 2).
Unlike the building subdivision plans, Crown Allotment Plans
(government-owned land) include dimensions to show the
extent of the infrastructure.
This contribution has been peer-reviewed. The double-blind peer-review was conducted on the basis of the full paper.
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ISPRS Annals of the Photogrammetry, Remote Sensing and Spatial Information Sciences, Volume IV-4/W5, 2017
12th 3D Geoinfo Conference 2017, 26–27 October 2017, Melbourne, Australia
Figure 2. sample of Crown Allotment plan showing a tunnel in Melbourne
In the Victorian DCDB (Vicmap Property), multi storey
building subdivisions are stored as 2D parcels. Figure 3 shows a
multi storey building in the LASSI (Land and Spatial Survey
Information4) application. LASSI can be used to find a parcel of
land or property online, or to identify the boundary of a property
and those of surrounding properties. However, this method of
representation cannot efficiently represent the details of
overlapped ownership rights properly.
2.1 3D Data Visualisation
As part of the 3D data visualisation investigation, an interactive
prototype has been developed which illustrates how the legal
and physical objects of a building subdivision plan can be
stored, visualised and queried in a 3D web-based visualisation
application. The aim of developing this prototype was to
communicate the 3D digital cadastre concept with people
involved in the land development process. WebGL technology
has been utilised for implementing this prototype. The
underlying data is based on Building Information Modelling
(BIM) and ownership rights have been defined as IfcSpace
elements in the data. Attribute data for each ownership space
has been added to this 3D model and related 3D objects (e.g.
lots and its carpark) have been linked for queries in the
prototype. Figure 4 shows a snapshot of this prototype.
This prototype is available on the SPEAR website5. The second
version of this prototype has improved the performance of the
system and added several new features such as cross-section
view, measurement, and support for popular internet browsers.
Figure 3. multi storey building shown in LASSI application
Since 2014, various technical areas have been investigated as
part of the Victorian 3D Digital Cadastre. The technical aspect
looks at 3D visualisation, validation and modelling to support
building subdivision plans in Victoria. This section provides an
overview of current activities.
5
4
maps.land.vic.gov.au/lassi/
www.spear.land.vic.gov.au/spear/pages/eplan/3d-digitalcadastre/3dprototype/prototype.html
This contribution has been peer-reviewed. The double-blind peer-review was conducted on the basis of the full paper.
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ISPRS Annals of the Photogrammetry, Remote Sensing and Spatial Information Sciences, Volume IV-4/W5, 2017
12th 3D Geoinfo Conference 2017, 26–27 October 2017, Melbourne, Australia
(Phase 1)
Figure 4. Land Use Victoria 3D ePlan prototype
2.2 3D Data Validation
Data ambiguity and invalidity can cause significant expensive
issues in the cadastral domain (e.g. legal disputes). Therefore,
an automated data validation can significantly help to reduce the
potential issues. Quality assurance has been comprehensively
investigated in various domains. However, the validation of 3D
cadastral data is still in its infancy and has only recently started
to develop. The availability of various regular and irregular
shapes for 3D cadastral objects and modern building designs
has resulted in a critical need for developing validation rules to
ensure data validity and quality.
This study is being undertaken in three main phases including
1) developing geometrical validation rules, 2) developing nongeometrical validation rules, 3) implementing an online service
to validate 3D ePlan. Figure 5 illustrates the phases defined for
3D data validation investigation.
(Phase 2)
(Phase 3)
Figure 6. investigating the three phases in creating various
building subdivision plans in ePlan
2.4 Supporting Building Subdivision Plans in ePlan
Figure 5. defined phases in 3D data validation investigation
Currently, phase one of this study is under investigation. As part
of this study, four geometrical validation rules have been
formalised using mathematical expressions to check the
individual 3D parcels and their relationships with adjoining or
neighbouring parcels. The first validation rule checks the
compatibility of the subdivided parcel against the created
parcels. The second rule ensures the faces forming a 3D parcel
are flat. The third rule assures 3D objects are watertight. The
fourth validation rule deals with parcel collision detection which
is required for flagging unacceptable intersection of 3D objects.
In Victoria, building subdivision plans are not currently
supported in ePlan. The issue is related to complexity of
overlapping ownership rights. Currently, there is no surveying
software that supports building subdivision plans in ePlan, and
there are limitations in software packages for preparing 3D
objects and exporting them to ePlan format. A case study was
defined to find an approach for preparing a building subdivision
plan in ePlan. For this investigation, four different packages
were tested and utilised to create a 3D ePlan file. Figure 7
shows the steps and the packages used in this process.
2.3 3D Data Modelling
In this research, the national ePlan LandXML Protocol was
comprehensively investigated in three main phases to
understand how it can model various building subdivision plans.
In the first phase, a simple building subdivision plan was
successfully modelled in LandXML and the feasible modelling
approach was identified. In phase 2, a complex building
subdivision was modelled and in the last phase, a building with
curved surfaces was modelled in LandXML. It was concluded
that buildings with flat faces could be modelled in LandXML.
However, buildings with curved surfaces are approximated with
small flat faces. This is due to the limitation of LandXML for
3D modelling of irregular shaped buildings (Shojaei et al.,
2016).
Figure 7. defined steps and utilised software for creating a 3D
ePlan
In the first step, a simple building subdivision plan was selected
with 12 lots, and two common property parcels. LISCAD
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ISPRS Annals of the Photogrammetry, Remote Sensing and Spatial Information Sciences, Volume IV-4/W5, 2017
12th 3D Geoinfo Conference 2017, 26–27 October 2017, Melbourne, Australia
package was utilised to back capture the survey plan including
the land parcel and traverses in 2D.
Autodesk Revit was next used to capture the 3D model of the
building. Revit is mainly used by architects to design buildings;
however, it has limitations in modelling of some specific
objects. For example, very narrow objects cannot be defined in
Revit as a space, and, there are also limitations in defining
intersected 3D objects. The 3D model was exported in IFC
format6.
To resolve the issues identified in Revit, the 3D model was
imported into AECOsim Building Designer. This tool can edit
3D models and it resolved the issues identified in Revit. In
AECOsim Building Designer, narrow objects can be defined
and there is no problem with intersected spaces. After resolving
the issues, the 3D model was exported in IFC format again.
Finally, the amended IFC file was imported into LISTECH Neo
to merge that with the 2D captured plan in the first phase.
LISTECH Neo is a tool which can read 2D and 3D models and
export to several 3D formats.
However, the LandXML format supported in LISTECH Neo is
not based on the ePlan protocol and therefore, the exported
ePlan is not in a proper format based on the requirements of the
Victorian cadastre. In addition, an ePlan plugin is required in
LISTECH Neo to enable adding the required ePlan attributes to
the 3D model. This topic is still being investigated.
The next section addresses the future direction of 3D digital
cadastre implementation in Victoria.
3. FUTURE DIRECTIONS
Currently, various areas of 3D digital cadastre have been
investigated and there is a long journey ahead. Some of the
potential areas to investigate are seen in this paper, and the rest
will appear from further investigation in the future.
Among the three aspects, the institutional and legal aspects of
3D digital cadastre require more investigation. The technical
aspect has been considered during this investigation. This
section brings an overview regarding the future investigations
required in Victoria.
3.1 3D Data Visualisation
New technologies are emerging which will change the
traditional methods of visualising 3D objects. Augmented and
virtual reality applications are becoming widespread and could
be utilised for future development of visualisation applications
for 3D cadastral purposes. Figure 8 is a conceptual design of an
application to show apartment units based on Augmented
Reality (AR) technique.
Figure 8. conceptual design for an augmented reality application
to show 3D ownership rights (Courtesy of petitinvention7)
The current prototype only shows one building and associated
rights. However, like the current 2D applications (e.g. LASSI),
a 3D web-based application would be useful. Therefore, a 3D
visualisation application for showing ownership rights in a city
scale is required.
The current prototype will be evaluated by plan examiners at
LUV and surveyors to identify the issues and limitations of the
prototype and extract the requirements for the third release of
this prototype.
Investigation of using semantic knowledge for visualisation
applications will further improve the development of efficient
visualisation applications for cadastral users. Future
visualisation applications should provide users with the ability
to easily understand their rights, restrictions and responsibilities.
As a requirement, there is a need to include a feature to select
which aggregation level (ie. which part of an object) should be
selected with the ’Identify Tool’ in the 3D prototype. For
example, by clicking on a wall of a building, the attributes of
the wall may be required or the attributes of the apartment unit.
Therefore, an investigation into an appropriate ‘Identify Tool
for the visualisation application is suggested (Shojaei, 2014).
3.2 3D Data Validation
According to figure 5, more validation rules including
geometrical and semantical rules are required to be developed in
phase one and two and will need to be implemented as a
validation service.
Currently, a 2D validation service including 130 rules has been
implemented for ePlan to check the quality of 2D ePlans
submitted for registration.
This requires investigating various possible data issues and
developing methods to identify errors in 3D data. The existing
2D validation rules have been developed over several years by
experimenting with different data issues. The future 3D
validation service will evolve over several years to cover the
common issues in data. In addition, these validation services
can be used within the modelling packages to validate the data
at the time of production.
3.3 3D Data Modelling
LandXML has limitations in modelling irregular shaped
buildings (Shojaei et al., 2016). Therefore, other alternatives
such as BIM (IFC) needs to be investigated to assess its
capabilities to support 3D legal objects (Shojaei, et al., 2015,
Olfat et al., 2017, Atazadeh et al., 2017). In addition, various
building scenarios must be tested in LandXML to assess the
limitations of data modelling for building subdivisions.
Further investigation is also required to study the modelling of
infrastructures above and below the ground as shown in Figure
2. The complexity in these cases may require several validation
rules.
3.4 3D Data Storage
Currently, registered 2D ePlans are stored as a flat file in
servers. This method of storage causes some challenges such as
lack of data integrity and consolidation, performance drawbacks
in the future and limitations in spatial and attribute queries.
During this investigation, several databases were assessed and
Oracle has been identified as the most suitable, based on its high
performance in storing, retrieving and analysing spatial data.
7
6
Industry Foundation Classes
petitinvention.wordpress.com/2009/09/04/red-dot-design-conceptaward-2009/
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3D data can be stored in a database in two main approaches,
namely the geometry and topology-based structure database.
The topology-based data structure does not store redundant
objects. However, geometry-based structure is more practical
(Mutiarasari et al., 2014).
The next step is to investigate the best approaches for storing
3D legal objects within a database for cadastral purposes.
3.5 Support to Building Subdivision Plans in ePlan
As discussed in Section 2.4, various applications were used to
export a building subdivision plan in ePlan. However, an
application is required to include all the required features for
exporting 3D ePlans. There have been some discussions with
several software vendors in Australia to develop this application
for creating building subdivision plans. In parallel, more
building scenarios should be tested to investigate the challenges
in preparing building subdivision plans.
3.6 Legal Aspect
The current Act, the Subdivision ACT 1988, allows registering
of overlapped RRRs (building subdivisions) in Victoria and
they are registered in an analogue (paper and PDF) approach.
However, the registered data cannot be used for creating 3D
models of RRRs in the future. Therefore, legislation needs to
change to encourage architects, and surveyors to provide their
3D legal models when they submit their building subdivision
plans. Having these 3D legal models will facilitate
implementing a 3D digital cadastre in the future. In city
planning, Victorian regulations require a 3D model for the
development over 25,000 square metres8. This shows that the
government is aware of the importance of 3D data created in the
land development process. However, any change in the
legislation takes time to be implemented.
There are several other topics and questions in the legal aspect
that require investigation. These topics and questions include:
•
What would be the legal point of truth for registration
of ownership rights? 3D model or 2D plans
(PDF/TIFF)?
•
What should be incorporated into the contract of sale
as part of marketing and transferring ownership?
•
Can all stakeholders and courts use 3D legal models
for their decision-making process?
•
Do 3D models intend to replace or supplement 2D
plans?
•
What are the required changes to the existing
regulations to move to 3D?
•
What are the main industry bodies for driving this
change and to facilitate its implementation?
•
How should 3D legal disputes be handled?
These questions and topics require various research activities.
As this study has concentrated on the Victorian position, a
comprehensive research for other jurisdictions would be
required.
3.7 Institutional Aspect
Understanding the institutional issues in the context of
implementing a 3D digital cadastre necessitates the
development of strategies to support the change in processes
(Ho, 2014). The institutional aspect looks at what processes and
roles should change to facilitate the implementation.
8
ww.planning.vic.gov.au/__data/assets/pdf_file/0022/9670/3D-Advicenote-v2.pdf
An institutional framework should be developed to cover the
range of topics to support the implementation of a 3D digital
cadastre. This requires an understanding of the current
institutional environment and the relevant processes specifically
in Victoria. Ho and Rajabifard (2012) proposed the Institutional
Analysis and Development (IAD) Framework as an appropriate
approach to examine the informal rules that govern land and
property information transactions, and to focus the analysis at
the operational level. According to their research, the future
steps could be applying the theoretical approach in the empirical
institutional operations of land and property registration to
implement the institutional changes which facilitate the
implementation of a 3D digital cadastre.
3.8 Road Map
Goal 4 of ICSM Cadastre 2034 Strategy defines the future
cadastre is “a digital cadastre that is 3-dimensional, dynamic
and survey accurate”. This goal needs a detailed road map to
show the future steps and milestones towards the
implementation of a 3D digital cadastre. In addition, the
institutional, technical and legal aspects of a 3D digital cadastre
should link together to clarify the connection and relationships
of the interests of the property industry, to build a
comprehensive framework for implementation.
This road map should also address the required developments
with specified timeframes. The roadmap should also nominate
the champions to lead the roadmap and define the milestones.
Kalantari and Rajabifard (2014) proposed three milestones for a
3D cadastre implementation. These milestones include, defining
the scope of the 3D cadastre to include only high-rise and
complex developments, identifying the champions to lead the
project, and finally, considering the technical requirements in
accordance with the needs of the stakeholders.
4. CONCLUSION
The 3D digital cadastre project in Victoria aims to develop an
integrated system to be used by various users such as the public,
developers, councils, lawyers, land administrators, owners
corporation managers and real estate agents. This project
continues to research and develop the required infrastructure of
a 3D digital cadastre in Victoria, which is digital, spatially
ccurate and three-dimensional. Various areas in the technical
aspect of the 3D digital cadastre have been investigated and
developed. However, institutional and legal aspects need further
investigation.
As compared to other jurisdictions, LUV has made considerable
progress in the 3D digital cadastre domain, due to its continuous
collaboration with the academia, in particular the University of
Melbourne. LUV has been an industry partner of the recent
Australian Research Centre (ARC) Linkage projects
coordinated by the University of Melbourne including ‘3D Land
and Property Information’ and ‘3D Property Ownership Map
Base for Smart Urban Land Administration’.
In determining the future direction, various research areas were
addressed. These research areas can be defined as research
topics for research bodies or students to collaborate with the
industry to develop and build the system. However,
development of a road map should be considered as the first
priority towards implementing a 3D digital cadastre.
ACKNOWLEDGEMENTS
The authors would like to thank the ICSM ePlan Working
Group, LUV staff and the Centre for Spatial Data
Infrastructures and Land Administration at the University of
Melbourne for sharing their thoughts and contributing to this
This contribution has been peer-reviewed. The double-blind peer-review was conducted on the basis of the full paper.
https://doi.org/10.5194/isprs-annals-IV-4-W5-117-2017 | © Authors 2017. CC BY 4.0 License.
122
ISPRS Annals of the Photogrammetry, Remote Sensing and Spatial Information Sciences, Volume IV-4/W5, 2017
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paper. This paper is based on the view of the authors and may
not represent the view of LUV.
LTObject_Store/LTObjSt5.nsf/DDE300B846EED9C7CA25761
6000A3571/4DE5957BD473E397CA25781B00180F22/$FILE/
88-53aa065%20authorised.pdf, (19 Apr. 17).
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This contribution has been peer-reviewed. The double-blind peer-review was conducted on the basis of the full paper.
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